UMALAS · ID RR-1715

Umalas Oasis: one three-bedroom villa and four two-bedroom townhouses in Umalas

Umalas Oasis is five completed houses on one plot in Umalas: a three-bedroom villa and four two-bedroom townhouses, with a townhouse as the way in at Rp 6.64 bn. Each has a private pool, a timber deck and full furniture. The shared land lease runs 28 years, and Dream Island Development guarantees a 25-year renewal at market rates.

  • Leasehold 28 + 25 years
  • Completed
  • Fully furnished
  • Private pool at every house
  • 2–3bedrooms per house
  • 3–4bathrooms per house
  • 137–230 m²living area per house
  • 967 m²five houses in total
  • Leasehold28 + 25 years
  • 2024completed and handed over

Property

What you get

You'll find the complex in Umalas, the quiet residential pocket between Seminyak and Canggu, 1.9 km from the coast with shops and cafés close by. The plot holds five separate houses. The villa has three bedrooms and four bathrooms, while each townhouse has two bedrooms and three bathrooms. Every house gets its own pool and deck behind a walled courtyard.

Furniture and appliances come with every house, down to the fitted kitchen and air conditioning, and each one has a separate study. Our listing database puts the furniture spend at more than Rp 620 million. The villa offers 230 m² (≈ 2,475 sq ft) of living space, a townhouse 137 m² (≈ 1,475 sq ft). With decks and shared areas the five houses add up to 967 m², parking excluded. The developer's own management company runs the property.

Ownership is leasehold for 28 years, and the developer guarantees an extra 25, priced at market rates when renewal comes. A townhouse costs Rp 6.64 bn and the villa Rp 9.56 bn. You can also buy in bulk: Rp 26.55 bn gets the four townhouses, Rp 35.40 bn the entire complex. Before any deposit we're still waiting on three papers: RDTR zoning, the PBG number and the certificate of occupancy status.

How we model it. We take the townhouse, the entry ticket to the project, at Rp 3.0 million a night. Two-bedroom pool houses in Umalas typically book at that rate, a little below Berawa because the beach is farther. We run occupancy at 60% (cautious), 70% (base) and 80% (strong). Management, tax, wear and upkeep take forty percent of townhouse revenue. In the base case about Rp 461 million a year reaches your account, a 6.9% net yield on the price.

Developer price list

Umalas Oasis: unit types and prices

Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".

TypeSizeBedroomsPriceThe numbers
2BR townhouse137 m² living · 162 m² total2Rp 6.64 bnwith numbers →
3BR villa230 m² living · 319 m² total3Rp 9.56 bnwith numbers →

We took sizes and prices from the developer's price sheet, cross-checked against our listing database. Bundle deals exist too: Rp 26.55 bn for the four townhouses together, Rp 35.40 bn for all five houses.

The numbers for this property

Umalas Oasis yield: gross and net

The developer quotes a gross yield of 12.9% on a townhouse, 13.6% on the villa and 13.4% across the complex, before running costs. Below is our model: one Umalas Oasis townhouse at Rp 3.0 million per night, minus what the manager, the taxman and upkeep take.

Gross 11.6%≈ Rp 769 million a year at 70% occupancy and Rp 3.0 million a night Net 6.9%≈ Rp 461 million a year · payback ≈ 14.4 years
  • Gross rental incomeRp 769 million11.6% of price · rate Rp 3.0 million, occupancy 70%
  • Management companyRp 138 million18% of revenue · market range 15–25%
  • TaxRp 76.9 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 92.3 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 461 million6.9% of price · payback ≈ 14.4 years
Occupancy scenarios: Umalas Oasis
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 659 millionRp 264 millionRp 395 million6.0%16.8 years
70%baseRp 769 millionRp 308 millionRp 461 million6.9%14.4 years
80%strongRp 879 millionRp 351 millionRp 527 million7.9%12.6 years

Where the numbers come from

Developer's figures
The developer quotes a gross yield of 12.9% on a townhouse, 13.6% on the villa and 13.4% across the complex, before running costs. Shown as published. They are not part of our model.
Nightly rate
Rp 3.0 million, our estimate for the area: AirROI data for Umalas, trailing 12 months to July 2026, adjusted for the property type, size and finish.
Occupancy
Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 60% cautious, 70% base and 80% strong.
Costs
40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings
Umalas Private Suite 30Y: 9.1% net at 70% occupancy; Umalas Private Suite 25Y: 9.6% net at 70% occupancy; Umalas Private Suite 20Y: 10.6% net at 70% occupancy.
Reports and data
AirROI (short-term rental market data, trailing 12 months to July 2026); Horwath HTL / C9 Hotelworks — Bali Hotel & Branded Residences 2026 (March 2026); Colliers — Bali Hotel Market Report Q2 2026; our 2026 Bali market report; villa yields in Canggu and Pererenan.

This is a Rise Real Bali estimate, not an income guarantee. We rerun the rate and occupancy for your specific unit and manager; property details come from the developer's materials. Our method and what we don't guarantee are explained under legal information.

Ownership

Ownership & what you actually get

Each house comes with a 28-year land lease, and the developer guarantees 25 more, priced by the market at renewal time. We want the pricing formula and a cap in the contract. You sign purchase and lease together at a notary. Because construction is over, we can ask for the SLF and the rental license today rather than waiting.

Ownership and permits: Umalas Oasis
Form of ownershipLeaseholdForeigners can't hold freehold (Hak Milik) in their own name. The legal routes are leasehold, a right-to-use title (Hak Pakai) for residents with a stay permit, and a foreign-owned company (PT PMA) holding a right to build (HGB).
Lease term28 + 25 yearsThe developer calls the 25-year extension guaranteed, with the price set at market. We write the pricing formula and a renewal ceiling into the contract.
ZoningTo confirm with RDTRMost of Umalas carries residential zoning. An RDTR extract settles this plot's status.
Building approval (PBG)To confirmWe ask the developer for the number and the extract ahead of the deposit.
DeveloperDream Island Development, legal entity to confirmWe check the selling company and the projects it has delivered.
Certificate of occupancy (SLF)To confirmThe developer finished the houses in 2024, so we request the SLF as a document. No rental license comes without it.
Short-term rental license (NIB)To confirmAirbnb, Booking.com and other platforms are removing villas that don't hold a valid rental license (NIB). Until this property gets its license, we model long-term rental only.
Indonesian nomineeNot usedPutting the property in a local person's name is a criminal risk under Perda 4/2026, and you can lose the asset in a dispute. We don't handle these deals.
Developer escrowNone, the market works without itWith finished houses, your protection is a document check before the deposit and settlement through a notary.
Furniture and handoverFull, handed over in 2024The furniture and appliance list becomes an appendix to the contract.
Before you pay a deposit, we check the land, the permits and who is selling, then hand you a written report that lists anything still open.
Gusti AyuBroker · Rise Real Bali
On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Umalas Oasis?

Leave your WhatsApp and I'll send it today, with the net yield worked out.

Terms

Umalas Oasis payment schedule

  1. 50%On signing the contract: Rp 3.32 bn for a townhouse.
  2. 50%When the keys and documents change hands.

That's the developer's split, per our listing database. The houses are finished, so there are no construction stages to spread payments over. We tie the second half to the document handover.

Location

Location: Umalas

Umalas is where people settle in: villas, rice-field pockets, international schools and cafés between Seminyak and Canggu. The beach is a couple of kilometers off, so buyers come for long lets and everyday life.

Umalas Oasis: facades and entrance palms
Umalas · Badung · 1.9 km to the coast
  • Coast1.9 km
  • Berawa and Batu Belig beaches≈ 8 min
  • Seminyak≈ 10 min
  • Sunset Roadno traffic jams
  • Ngurah Rai Airport≈ 35 min

People pick Umalas for calm with services nearby. Families on long leases bring a steady rate rather than peak-season spikes. The trade-off is narrow lanes and no beach on foot.

Umalas · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 143hotels
  • 61restaurants
  • 35cafés
  • 12shops
  • 8sights
  • 6bars
  • 6spas

Closest places

  • Villa Omah Mutiarahotel · 84 m
  • UMALAS KIDS CLUB | Daycare, Early Learning Center & Preschoolschool · 86 m
  • The Cemara Villas Umalashotel · 122 m
  • remix juicecafé · 137 m
  • Bali Prime Villashotel · 138 m
  • Villa Ulmalashotel · 152 m
  • Dewani Villa Resorthotel · 153 m
  • Asana Umalashotel · 158 m

Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.

Straight answers

Questions about Umalas Oasis

What does Rise Real Bali charge when I buy at Umalas Oasis?

Nothing. Dream Island Development sets the price and pays our commission out of it. The checks before your deposit are free too: for Umalas Oasis we look at RDTR zoning, chase the PBG number and the certificate of occupancy status, and confirm which company actually sells. A written report lists every point still open.

Can I buy a house at Umalas Oasis without flying to Bali?

Yes. You tour the Umalas Oasis houses over Zoom, and whoever holds your power of attorney signs in front of a notary. These homes already stand, so what you see is finished, with no building site involved. You pay 50% at signing and 50% once keys and documents are in your hands.

Can I buy one house instead of the whole complex?

Yes. Our listing database shows four ways in: a single townhouse for Rp 6.64 bn, the villa for Rp 9.56 bn, all four townhouses as a bundle for Rp 26.55 bn, or the entire five-house complex for Rp 35.40 bn. We confirm which houses are still free when you reserve.

What happens to the lease after 28 years?

The base lease runs 28 years. The developer guarantees a 25-year extension, but at the market price when renewal comes, so nobody knows that number today. Before the deposit we ask for the pricing formula and a cap to go into the contract. Without them the landowner would set the terms.

Where do the yield numbers come from?

We start from AirROI nightly rates for Umalas and adjust for type: a two-bedroom house with its own pool lands at Rp 3.0 million a night. Base occupancy is 70%, set by what professionally managed rentals achieve. Running costs come to 40% of revenue. The developer's own figures appear separately and never enter our math. It's an estimate, not a guarantee.

Units in this project

2 units with numbers

Each one shows the developer price, net income from our model, document status and the payment schedule.

Properties

Similar properties

See all properties →